Sold STC Flat

SECOND FLOOR FLAT 5

38 HASTINGS ROAD, LONDON, GREATER LONDON W13 8QH

2 beds 1 baths Listed 6 May 2025 (-387d)

£450,000

Reduced on 21 Aug 2025

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# 2 bedroom apartment for sale (W13 8QH)

## Property Details

| Key | Value |
|-----|-------|
| Address | SECOND FLOOR FLAT 5, 38 HASTINGS ROAD, LONDON, GREATER LONDON W13 8QH |
| Price | £450,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Council tax | C |
| Last sold | £420,000 Feb 2026 |

## Description

The contemporary kitchen is well-appointed and flows seamlessly into the living space, ideal for entertaining. The modern family bathroom is fully tiled and fitted with a double-width basin, walk-in shower, and heated towel rail, creating a luxurious, spa-like feel. Both bedrooms are doubles and boasts excellent ceiling height, soft carpet, built-in storage, and windows that bathe the room in natural light.

Residents enjoy access to a communal garden, and on-street permit parking is available. The location is second to none—just a short walk from Walpole Park and Lammas Park, perfect for outdoor exercise or peaceful afternoons. Ealing Broadway and West Ealing stations (Elizabeth Line, Central Line, District Line & GWR) are both within easy walking distance, offering unbeatable transport links into central London and beyond.  With Waitrose around the corner, an eclectic mix of shops along Uxbridge Road, and Ealing Broadway’s vibrant retail and dining scene nearby, this apartment offers a lifestyle that’s both well-connected and wonderfully local.

## Property Photos

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## Floorplans

- ![1278165 (L).jpg](/listings/photos/161577308/534842) - 1278165 (L).jpg

## EPC Graphs

- ![EPC Rating Graph](/listings/photos/161577308/534844) - EPC Rating Graph

## Sales History

*Recorded sales for this property. Data from Land Registry Price Paid.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 38 SECOND FLOOR FLAT 5 HASTINGS ROAD, LONDON, EALING, GREATER LONDON, W13 8QH | £420,000 | 16/02/2026 | Flat |
| 38 SECOND FLOOR FLAT 5 HASTINGS ROAD, LONDON, EALING, GREATER LONDON, W13 8QH | £450,000 | 12/12/2014 | Flat |

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| ELTHAM COURT FLAT 7 BERWICK CLOSE, LONDON, EALING, GREATER LONDON, W13 8BL | £510,000 | 11/12/2025 | Flat |
| 7A CASTLE HILL PARADE, LONDON, EALING, GREATER LONDON, W13 8JP | £335,000 | 25/07/2025 | Flat |
| [Same street] 23 FLAT 3 HASTINGS ROAD, LONDON, EALING, GREATER LONDON, W13 8QH | £415,000 | 14/02/2025 | Flat |
| 24 FLAT C THE AVENUE, LONDON, EALING, GREATER LONDON, W13 8PH | £480,000 | 17/09/2024 | Flat |
| 23 LANGHAM GARDENS, LONDON, EALING, GREATER LONDON, W13 8PY | £368,000 | 25/09/2023 | Flat |
| BROXBURN HOUSE 18 BATHGATE PLACE, LONDON, EALING, GREATER LONDON, W13 8BP | £778,000 | 29/06/2023 | Flat |
| DUNDEE HOUSE 14 BATHGATE PLACE, LONDON, EALING, GREATER LONDON, W13 8BW | £793,000 | 24/04/2023 | Flat |
| DUNDEE HOUSE 7 BATHGATE PLACE, LONDON, EALING, GREATER LONDON, W13 8BW | £655,000 | 31/03/2023 | Flat |
| BROXBURN HOUSE 13 BATHGATE PLACE, LONDON, EALING, GREATER LONDON, W13 8BP | £790,000 | 31/03/2023 | Flat |
| DUNDEE HOUSE 19 BATHGATE PLACE, LONDON, EALING, GREATER LONDON, W13 8BW | £720,000 | 30/03/2023 | Flat |
| DUNDEE HOUSE 13 BATHGATE PLACE, LONDON, EALING, GREATER LONDON, W13 8BW | £725,000 | 27/03/2023 | Flat |
| [Same street] 38 FIRST FLOOR FLAT 3 HASTINGS ROAD, LONDON, EALING, GREATER LONDON, W13 8QH | £300,000 | 22/03/2023 | Flat |
| BROXBURN HOUSE 42 BATHGATE PLACE, LONDON, EALING, GREATER LONDON, W13 8BP | £459,557 | 23/02/2023 | Flat |
| 45 FLAT 3 HARTINGTON ROAD, LONDON, EALING, GREATER LONDON, W13 8QL | £395,000 | 21/12/2022 | Flat |
| BROXBURN HOUSE 54 BATHGATE PLACE, LONDON, EALING, GREATER LONDON, W13 8BP | £491,000 | 16/12/2022 | Flat |
| BROXBURN HOUSE 62 BATHGATE PLACE, LONDON, EALING, GREATER LONDON, W13 8BP | £680,000 | 15/12/2022 | Flat |
| BROXBURN HOUSE 65 BATHGATE PLACE, LONDON, EALING, GREATER LONDON, W13 8BP | £512,500 | 01/12/2022 | Flat |
| BROXBURN HOUSE 71 BATHGATE PLACE, LONDON, EALING, GREATER LONDON, W13 8BP | £845,700 | 30/11/2022 | Flat |
| DUNDEE HOUSE 29 BATHGATE PLACE, LONDON, EALING, GREATER LONDON, W13 8BW | £739,900 | 30/11/2022 | Flat |
| BROXBURN HOUSE 59 BATHGATE PLACE, LONDON, EALING, GREATER LONDON, W13 8BP | £600,000 | 25/11/2022 | Flat |
| BROUGHTON COURT 65 BROUGHTON ROAD, LONDON, EALING, GREATER LONDON, W13 8QN | £445,000 | 18/11/2022 | Flat |
| 10A SECOND FLOOR FLAT CASTLE HILL PARADE, LONDON, EALING, GREATER LONDON, W13 8JP | £370,000 | 08/11/2022 | Flat |
| [Same street] 42 HASTINGS ROAD, LONDON, EALING, GREATER LONDON, W13 8QH | £7,300,000 | 04/05/2022 | Other |
| [Same street] 25 FLAT 1 HASTINGS ROAD, LONDON, EALING, GREATER LONDON, W13 8QH | £410,000 | 24/01/2022 | Flat |
| [Same street] SAROJA HOUSE, 34 FLAT 1 HASTINGS ROAD, LONDON, EALING, GREATER LONDON, W13 8QH | £600,000 | 17/12/2021 | Flat |
| [Same street] SAROJA HOUSE, 34 FLAT 2 HASTINGS ROAD, LONDON, EALING, GREATER LONDON, W13 8QH | £575,000 | 17/12/2021 | Flat |
| [Same street] SAROJA HOUSE, 34 FLAT 3 HASTINGS ROAD, LONDON, EALING, GREATER LONDON, W13 8QH | £475,000 | 17/12/2021 | Flat |

**Street average:** £1,439,286 (7 sales)
**Area average:** £584,633 (20 sales)

## Price vs local average

*Outcode + property type (HousePrices, last 2 years).*

- **Local average:** £448,847 (31 Flat, W13, 2024–2026)
- **Deviation:** +0.3%

## Rental Range

*ONS Price Index of Private Rents (Ealing). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £1,851/mo
- **Realistic:** £2,057/mo
- **Optimistic:** £2,263/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Stevenage & North Herts (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £972/mo

## Rental Comparables

*Residential lets from OpenRent and Rightmove for the area (same bedroom count). Use to validate rent estimates. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 2 Bed Flat, Drayton Green Road, W13 | £4,000/mo | 2 | 0.06 miles | OpenRent |
| 2 Bed Flat, Luminosity Court, W13 | £2,250/mo | 2 | 0.07 miles | OpenRent |
| 2 Bed Flat, The Avenue, W13 | £2,150/mo | 2 | 0.09 miles | OpenRent |
| 2 Bed Flat, Craven Avenue, W5 | £2,100/mo | 2 | 0.27 miles | OpenRent |
| 2 Bed Flat, Craven Avenue, W5 | £2,500/mo | 2 | 0.29 miles | OpenRent |

**Average rent: £2,600/mo (5 listings)**

## 1% Rule

- **Rent ratio:** 0.5% (weak for cashflow)
- **Max investor price (0.8%):** £281,250
- **Target investor price (1%):** £225,000

*Monthly rent ÷ price. 1%+ = strong, 0.8–1% = okay, <0.8% = weak. Max investor price = rent ÷ 0.8% (Stoke-style target). Target investor price = rent ÷ 1% (strong cashflow band). Based on OpenRent comparables.*

## Rent-driven metrics

*Based on OpenRent comparables (median £2,250/mo).*

- **Gross yield:** 6%
- **Cost-to-rent:** 16.7×
- **Monthly cashflow:** £228/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 2.1%

*Gross yield = annual rent as % of price (no costs). Cost-to-rent = price ÷ annual rent (from OpenRent comparables); under 14× = strong, 14–16× = acceptable, 17×+ = compressed. Cashflow = rent − mortgage − 10% maintenance − £25/mo compliance; assumes 75% LTV, 3.95% APR (5yr fixed), 25yr term. ROI = annual profit ÷ cash in (deposit + 4% purchase costs).*

## Capital growth trend

*Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.*

- **5y growth:** 6.6%
- **10y growth:** 3.1%

## House Price Index (HM Land Registry)

*Official index for Ealing; Flats and maisonettes series; as of February 2026.*

- **1y growth (index):** -1.4%
- **5y growth (index):** 3.3%
- **10y growth (index):** 6.7%

## Flood risk

- **Zone:** 1
- **Risk:** Low
- **Source:** Job (default Low)

[Check long-term flood risk (GOV.UK)](https://check-long-term-flood-risk.service.gov.uk/postcode)

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Property details

Tenure

LEASEHOLD (152 years remaining on lease)

Council tax band

Last sold

£420,000 Feb 2026

Local average

£448,847 (+0.3%)

Street crime

736 incidents within 1 mile (Mar 2026)

Key features

No Onward Chain
Two Double Bedrooms
Open Plan Living & Dining Space
Exposed Brickwork & Skylight
Period House Conversion
Communal Garden Access
Walking Distance to Ealing Broadway & West Ealing Stations
Service Charge: £1440pa (includes building insurance). GR: £200pa
Leasehold: 198 years from 24 June 1980 (153 years remaining)
733 sq. ft / 68.1 sq. m

Additional details

Parking: Yes

Description

Situated on the second floor of a handsome detached period house conversion, this bright and characterful two-bedroom apartment offers a unique blend of style, space, and convenience. Thoughtfully designed throughout, the apartment features a generous open-plan living area with wood flooring, an exposed brickwork feature wall, a large skylight, and plenty of room to relax or dine in comfort.

The contemporary kitchen is well-appointed and flows seamlessly into the living space, ideal for entertaining. The modern family bathroom is fully tiled and fitted with a double-width basin, walk-in shower, and heated towel rail, creating a luxurious, spa-like feel. Both bedrooms are doubles and boasts excellent ceiling height, soft carpet, built-in storage, and windows that bathe the room in natural light.

Residents enjoy access to a communal garden, and on-street permit parking is available. The location is second to none—just a short walk from Walpole Park and Lammas Park, perfect for outdoor exercise or peaceful afternoons. Ealing Broadway and West Ealing stations (Elizabeth Line, Central Line, District Line & GWR) are both within easy walking distance, offering unbeatable transport links into central London and beyond. With Waitrose around the corner, an eclectic mix of shops along Uxbridge Road, and Ealing Broadway’s vibrant retail and dining scene nearby, this apartment offers a lifestyle that’s both well-connected and wonderfully local.

Listed by

Ealing Broadway

Leaders and Romans Group

Reference: 161577308

EPC Rating & Upgrade Cost

Fetching EPC data… Refresh this page in a moment.

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

1278165 (L).jpg

EPC Graphs

EPC Rating Graph

Price history

-7% since 2014

Event	Date	Price	% change
Sold	16/02/2026 (3 months ago)	£420,000	-6.7%
Sold	12/12/2014 (11 years ago)	£450,000	—

Source: HM Land Registry Price Paid Data. Crown copyright.

Sold Comparables

Same street and nearby sales within 0.25 miles (last 5 years). Data from Land Registry Price Paid.

Address	Price	Date	Type
ELTHAM COURT FLAT 7 BERWICK CLOSE, LONDON, EALING, GREATER LONDON, W13 8BL	£510,000	11/12/2025	Flat
7A CASTLE HILL PARADE, LONDON, EALING, GREATER LONDON, W13 8JP	£335,000	25/07/2025	Flat
Same street 23 FLAT 3 HASTINGS ROAD, LONDON, EALING, GREATER LONDON, W13 8QH	£415,000	14/02/2025	Flat
24 FLAT C THE AVENUE, LONDON, EALING, GREATER LONDON, W13 8PH	£480,000	17/09/2024	Flat
23 LANGHAM GARDENS, LONDON, EALING, GREATER LONDON, W13 8PY	£368,000	25/09/2023	Flat
BROXBURN HOUSE 18 BATHGATE PLACE, LONDON, EALING, GREATER LONDON, W13 8BP	£778,000	29/06/2023	Flat
DUNDEE HOUSE 14 BATHGATE PLACE, LONDON, EALING, GREATER LONDON, W13 8BW	£793,000	24/04/2023	Flat
DUNDEE HOUSE 7 BATHGATE PLACE, LONDON, EALING, GREATER LONDON, W13 8BW	£655,000	31/03/2023	Flat
BROXBURN HOUSE 13 BATHGATE PLACE, LONDON, EALING, GREATER LONDON, W13 8BP	£790,000	31/03/2023	Flat
DUNDEE HOUSE 19 BATHGATE PLACE, LONDON, EALING, GREATER LONDON, W13 8BW	£720,000	30/03/2023	Flat
DUNDEE HOUSE 13 BATHGATE PLACE, LONDON, EALING, GREATER LONDON, W13 8BW	£725,000	27/03/2023	Flat
Same street 38 FIRST FLOOR FLAT 3 HASTINGS ROAD, LONDON, EALING, GREATER LONDON, W13 8QH	£300,000	22/03/2023	Flat
BROXBURN HOUSE 42 BATHGATE PLACE, LONDON, EALING, GREATER LONDON, W13 8BP	£459,557	23/02/2023	Flat
45 FLAT 3 HARTINGTON ROAD, LONDON, EALING, GREATER LONDON, W13 8QL	£395,000	21/12/2022	Flat
BROXBURN HOUSE 54 BATHGATE PLACE, LONDON, EALING, GREATER LONDON, W13 8BP	£491,000	16/12/2022	Flat
BROXBURN HOUSE 62 BATHGATE PLACE, LONDON, EALING, GREATER LONDON, W13 8BP	£680,000	15/12/2022	Flat
BROXBURN HOUSE 65 BATHGATE PLACE, LONDON, EALING, GREATER LONDON, W13 8BP	£512,500	01/12/2022	Flat
BROXBURN HOUSE 71 BATHGATE PLACE, LONDON, EALING, GREATER LONDON, W13 8BP	£845,700	30/11/2022	Flat
DUNDEE HOUSE 29 BATHGATE PLACE, LONDON, EALING, GREATER LONDON, W13 8BW	£739,900	30/11/2022	Flat
BROXBURN HOUSE 59 BATHGATE PLACE, LONDON, EALING, GREATER LONDON, W13 8BP	£600,000	25/11/2022	Flat
BROUGHTON COURT 65 BROUGHTON ROAD, LONDON, EALING, GREATER LONDON, W13 8QN	£445,000	18/11/2022	Flat
10A SECOND FLOOR FLAT CASTLE HILL PARADE, LONDON, EALING, GREATER LONDON, W13 8JP	£370,000	08/11/2022	Flat
Same street 42 HASTINGS ROAD, LONDON, EALING, GREATER LONDON, W13 8QH	£7,300,000	04/05/2022	Other
Same street 25 FLAT 1 HASTINGS ROAD, LONDON, EALING, GREATER LONDON, W13 8QH	£410,000	24/01/2022	Flat
Same street SAROJA HOUSE, 34 FLAT 1 HASTINGS ROAD, LONDON, EALING, GREATER LONDON, W13 8QH	£600,000	17/12/2021	Flat
Same street SAROJA HOUSE, 34 FLAT 2 HASTINGS ROAD, LONDON, EALING, GREATER LONDON, W13 8QH	£575,000	17/12/2021	Flat
Same street SAROJA HOUSE, 34 FLAT 3 HASTINGS ROAD, LONDON, EALING, GREATER LONDON, W13 8QH	£475,000	17/12/2021	Flat

Street average: £1,439,286 (7 sales)

Area average: £584,633 (20 sales)

Capital growth trend

Land Registry outcode average: last 12 months vs 5y and 10y ago (from sold prices).

5y growth 6.6%

10y growth 3.1%

House Price Index (HM Land Registry — official index, not sold-price averages): Ealing. Series: Flats and maisonettes. As of February 2026.

1y (index) -1.4%

5y (index) 3.3%

10y (index) 6.7%

Rental Range

Estimated market rent for Ealing. Low = conservative, Realistic = average, Optimistic = best case.

Low £1,851/mo

Realistic £2,057/mo

Optimistic £2,263/mo

Based on Local Authority from postcode lookup → Ealing.

LHA (30th percentile) floor for Stevenage & North Herts: £972/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View W13 8QH

Nearby

Nearest stations, universities and amenities (distance from property).

Type	Name	Distance
Shop	West Ealing Newsagency	0.1 miles
Shop	The Castle Cleaners	0.1 miles
Bus stop	Drayton Green Road	0.1 miles
Train station	West Ealing	0.1 miles
Bus stop	West Ealing Station	0.1 miles
University	University of West London	0.4 miles
University	University of West London - Hellenic Institute Of Maritime Studies	0.4 miles
Train station	Drayton Green	0.6 miles
Hospital	Hounslow Medical Centre	4.0 miles
Hospital	Bridge Lane Health Centre	7.1 miles

Street-level crime

Category	Count
Anti-social behaviour	180
Violence and sexual offences	167
Vehicle crime	76
Other theft	62
Shoplifting	59
Theft from the person	45
Public order	42
Burglary	32
Criminal damage and arson	27
Robbery	21
Drugs	10
Bicycle theft	7
Possession of weapons	5
Other crime	3
Total incidents	736

Within 1 mile during Mar 2026. Source: data.police.uk (England & Wales).

Schools nearby

Nearest open schools with Ofsted ratings (England). Closed schools are not shown. Data from Get Information about Schools and Ofsted.

Name	Type	Distance	Ofsted
Insights Independent School	Other	0.1 miles	Outstanding — 15 Mar 2023
Avenue House School	Other	0.3 miles	— (No rating)
St John's Primary School	Primary	0.3 miles	Outstanding — 3 Jul 2024
Drayton Green Primary School	Primary	0.3 miles	Requires improvement — 20 Mar 2024
Ealing Independent College	Other	0.4 miles	— (No rating)

Rental Comparables

Residential lets from OpenRent and Rightmove for the area (same bedroom count). Use to validate rent estimates. Student lets are excluded.

Title	Rent	Beds	Distance	As seen on
2 Bed Flat, Drayton Green Road, W13	£4,000/mo	2	0.06 miles	OpenRent
2 Bed Flat, Luminosity Court, W13	£2,250/mo	2	0.07 miles	OpenRent
2 Bed Flat, The Avenue, W13	£2,150/mo	2	0.09 miles	OpenRent
2 Bed Flat, Craven Avenue, W5	£2,100/mo	2	0.27 miles	OpenRent
2 Bed Flat, Craven Avenue, W5	£2,500/mo	2	0.29 miles	OpenRent

Average rent: £2,600/mo (5 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.5%

Max investor price (0.8%) £281,250

Target investor price (1%) £225,000

Gross yield 6%

Cost-to-rent ratio 16.7×

Monthly cashflow £228/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 2.1%

Rent ratio — Monthly rent ÷ purchase price (1% rule). 1%+ = strong, 0.8–1% = okay, <0.8% = weak for cashflow.
Max investor price — Rent ÷ 0.8%; the price at which rent would be 0.8% of price (Stoke-style target).
Target investor price — Rent ÷ 1%; the price at which rent would be 1% of price (strong cashflow band).
Gross yield — Annual rent as % of purchase price (no costs).
Cost-to-rent — Price ÷ annual rent (from OpenRent comparables). Under 14× = strong, 14–16× = acceptable, 17×+ = compressed.
Cashflow — Rent minus mortgage, 10% maintenance, £25/mo compliance. Assumes 75% LTV, 3.95% APR (5yr fixed), 25yr term.
ROI — Annual profit ÷ cash in (deposit + 4% purchase costs).